County approves new Stinson Beach home despite privacy protest

A new Seadrift home won't rise as high as owners wanted, but it will have a deck off the kitchen even though it provides a view of a neighbor's patio 13 feet below.

County supervisors voted 4-1 on the project Tuesday, with Supervisor Kate Sears dissenting. Sears cited concerns that included the deck, noting it intruded on privacy of the neighbors.

County planners had voted 4-3 to eliminate the deck but uphold height and related conditions imposed by a zoning administrator.

At issue were plans for a 2,935-square-foot home, 297-square-foot guest house and 343-square-foot garage proposed by Kenneth Werner at 174 Seadrift Road in the exclusive Seadrift subdivison of Stinson Beach. An existing 1,340-square-foot house will be demolished.

Werner appealed conditions imposed by county staff to the commission, including cutting the 22.45-foot building height by two feet. The the commission approved the height reduction — and eliminated the barbecue deck, saying it intruded on the privacy of neighbor Mark Schweitzer's patio, hot tub and outdoor shower area.

Werner then appealed to the county board. Supervisors backed the height reduction but restored plans for the deck.

Architect Steve Wisenbaker, noting federal rules requiring elevated construction in light of sea-surge storm concerns, said his novel home design incorporating a narrow beachfront structure was the best bet for everyone, especially those on the beach. "This proposal has the least impact to the public, the neighbors ... of any FEMA home" on the beach, he said, noting it did not "wall off" the lot. Peter Sandmann, an attorney representing the Seadrift Association, agreed the design "limits the impact" of federal rules.

Supervisor Steve Kinsey, pressing a motion cutting the building height while retaining the deck, said that in light of rocketing values for beach property, older Seadrift homes that sell for "millions" are being torn down to make way for new homes.

"We're not talking about a typical neighborhood," Kinsey noted.

Supervisor Susan Adams joined in reluctant agreement, but cited concerns about water use by the bigger home — and indicated that in light of hurricane damage to beach homes on the East Coast, moving construction inland may be appropriate.